I have listed a new property at 7935 BIRCH ST in Vancouver.

The best and only family home for under $1 mil. on the Westside! This 4 bedroom 1910 character home features 3 bedrooms and a full bathroom up. The main floor has a large bedroom as well as dining room that opens out to a sunny West facing deck/yard. The huge backyard is a perfect place for the kids to play, or a lane side house. Below is an unfinished basement ready to be transformed to your needs. This home is located on the quietest street in Marpole, within walking distance to schools, parks, and the new Safeway complex on Granville. Open Houses Sat June 1st from 2-4pm. Visit realtor website for video and floorplan.

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I have listed a new property at 203 1867 3RD AVE W in Vancouver.

Completely Renovated 1 Bedroom + bedroom sized den! North facing hidden gem in the heart of Kitsilano! Enjoy quiet evenings on your balcony in this one of a kind, low-rise concrete building. This suite offers a fantastic modern open layout, with a real den that is being used as a bedroom. Perfect for your expanding needs. Insuite laundry is allowed with permissin from strata. Pets allowed. 1 parking and locker included. Open Houses Sat June 1 from 2-4pm and Sun June 2 from 11-1pm. Visit realtors website for video tour and floorplan.

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I have listed a new property at 204 1575 BEACH AVE in Vancouver.
OCEAN FRONT PIED - A TERRA AT "PLAZA DEL MAR"! Enjoy this corner suite with a lovely ocean view from the balcony. Open concept kitchen boasts stainless steel appliances, granite counter tops, extra built-in cabinet & breakfast bar for entertaining. Large bedroom with modern built-in queen size bed frame & storage, desk & TV. Solid, concrete building that is rental & pet friendly in a fabulous neighborhood across from the beach & walking distance to shops, restaurants, grocery stores & many more conveniences! 1 parking & 1 locker included. Open House Sat, May 25th 2-4 & Sun, May 26th 1-3pm.
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I have listed a new property at 1807 668 CITADEL PARADE in Vancouver.

Chic contemporary studio with a great city and water view! The 07 plan in this building has the best outlook in the complex and is situated on the quiet side of the building. Boasting laminate flooring & open balcony that overlooks the serene courtyard & North Shore mountains. This quality building built by Concord Pacific, The Spectrum features amenities which include 24 hrs concierge, swimming pool, exercise facilities, steam, sauna, hot tub, a theatre room, meeting room & party room. Great suite for investors or 1st time buyers. See realtors website for video and floorplan. Open Houses Sat/Sun May18/19 from 2-4pm.

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May 15, 2013

 

Pundits be darned, it's the Libs again!  What does last night's election mean for Vancouver's housing market...?  Our opinion....


Had the pollsters been correct and we awoke today with a majority NDP government, we believe we would likely have seen a lot of tentativeness and perhaps a further softening as BC's biggest city waited months or longer to gain, or lose, confidence in the NDP's handling of the economy.  History has simply so stigmatized this party's ability to effectively handle our economy that it would take months for confidence to build more broadly, and this would almost certainly have a dampening effect on sales activity. 

The electorate's surprising, but emphatic, choice for a renewed and even stronger Liberal mandate points to what will likely be a slight uptick in buyer confidence and activity, though impact will be minimal.  Employees or prospective employees of industry and big business will certainly become more active and confident in making buying/move-up decisions.  

However, overall economic conditions and factors affecting real estate remain unpredictable going forward, and stagnant to very mildly optimistic at the moment. 

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I have listed a new property at 1606 1238 MELVILLE ST in Vancouver.

Pointe Claire. A well maintained modernised concrete building with 24 hour concierge, indoor pool, gym, steam & sauna.Walking distance to Stanley Park, Seawall, Robson St & Coal Harbour marina. This quiet updated 2 bedroom, 2 bathroom unit with large balcony & city views is well laid out with good separation on the bedrooms as well as an open layout. Updates include new Silestone countertops in the kitchen & bathrooms, all new stainless appliances & laminate floors throughout. The home is currently a furnished rental & has rented for $2500-$2700 a month. One parking stall included. This is a fantastic investment or a great place to call home. See realtors website for video and floorplan.

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How do I find out if a condo is leaky?

 

Primary indicators can be the time-frame the building was built in (most were built between early '80's and late '90's) and it's general construction style (eg, woodframe with stucco-clad exterior is most common), however diligence is also required to get a truly accurate picture; eg, a building matching these criteria may have had it's exterior updated (ie, rainscreened) at some point. An experienced local realtor should have a good handle on which buildings in the area are suspect, as well as have the resources to quickly investigate unfamiliar buildings. Other tools for diligence, in the case of a purchase scenario, would be strata minutes, engineering reports,  owners' disclosures, and a buyer's own Professional Inspection. It's very important to note that even in the case of a building that has had 'fixes' or been 'fixed', there could still be risks. A buyer needs to match their own risk profile with the facts they can discover about that which they're considering buying; typically, the lower the risk (ie, built since about 2002, rainscreened, still under warranty), the higher the cost. To build your own frame of reference, check out these sites;

 

As a group, we have developed a high level of knowledge regarding building envelopes, suspect buildings, etc.. Calling one of us is a highly recommended way to get a quick answer.

 

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I have listed a new property at 301 1212 HOWE ST in Vancouver.
PATIO!! Absolutely awesome private 600sf patio attached to a jewel of a 1bdrm unit in the heart of downtown. This home epitomizes indoor/outdoor lifestyle for entertainers, dog lovers, gardeners, or fitness buffs (Nash Fitness club in the building). Large kitchen, generous living/dining aree opening onto the patio, bedroom w/ large window overlooking patio, granite/stainless/dark wood finishes throughout, tile and quality laminate flooring, and covered area on patio for additional storage. Fantastic home, pied-a-terre, or investment ($1,800/mooffered before). Solid building completely refurbished in '08, 1 locker, 1prkng. Pics, floorplans on realtor's website. Open 2-4Sat/Sun May 11/12.
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I have listed a new property at 402 3637 17TH AVE W in Vancouver.
VIEW! Gorgeous 2 level penthouse w/ stellar mountain & ocean views and north & south light perched atop of desirable, boutique 'Highbury House' by Nigel Baldwin Architects, high on the hill where Dunbar meets Pt. Grey. Enjoy the vista from a living room w/ vaulted ceilings, 10' windows, and gas f/place, plus there's oodles of south light from the kitchen windows, skylight and 2nd balcony, as well as a windowed den/office. Downstairs features 2 bdrms, 2 full baths, and storage. Finishes include: real maple flooring on main level, quality custom California-style shutters, high-end Kohler fixtures, and granite counters. Entry is from a terraced, landscaped courtyard, building is top-notch, 1prkng, pets/rentals ok. Open Sat/Sun 2-4.
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It is quite challenging to find a building to buy into where one can truly feel ‘guaranteed’ they will always have the right to rent out their unit in.  It isn’t impossible though, and there are also market niches one can buy in within which it is very unlikely to find rental restrictions (eg, downtown towers).  Rental bylaws within a building can be changed by a 75% majority of voting owners at any of a strata’s Annual General Meetings or Special General Meetings, meaning there is truly no ‘guarantee’, per se.

 

The ‘new’ condo question: even ‘first time’ owners, IE original purchasers within a new building, do not necessarily have this guarantee anymore (as they did prior to January 1, 2010).  Developers selling new buildings since this date must now enter an ‘end date’ on the Rental Disclosure Statement, thereby defining the end-date that first-time owners can retain the right to rent out their unit until (past practice by developers was often to leave end-date ‘blank’, thereby original owners could rent in perpetuity). Since January 1, 2010, the end-date for rentability on the RDS of a new developement  is now typically 5 years from the date of the first owner’s completion, but can vary.  After this date, all owners will become subject, within 1yr, to whatever rental restrictions may have been created by the strata.

 

So, options would be:

1-      Buy into a new building with an RDS that has a very long ‘right to rent’ period, IE a length that you would feel would survive your ownership of the unit (and/or that is in an area of higher renter-to-owner ratios)

2-      Looking for buildings in areas that would have more investment-property biased owners, or high ratios of tenants-to-owners. EG, downtown, Yaletown, etc..

3-      Researching buildings that allow ‘Rentals with restrictions’ and assessing risk factors by studying any bylaw votes in recent years, history of restrictions, etc..

4-      Buying in a building that, though not in a ‘renter-dense’ area, has a long history of no restrictions and no (or minimal) attempts to restrict them.

 

In a nutshell, you’ll likely need to do some sifting, and it will be virtually impossible to get a ‘guarantee’… however, it is completely possible to find options where the risk should be acceptably minimal.  This is definitely a quest in which a knowledgeable and ‘strata-savvy’ realtor would be of great benefit: please note that all members of The Real Results Group focus primarily on the strata markets of Vancouver.

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I have listed a new property at 2847 16TH AVE W in Vancouver.

QUIET 1/2 DUPLEX THAT FEELS LIKE A HOUSE IN ONE OF THE BEST CATCHEMENTS IN KITSILANO! Beautifully designed 3 bdrm up/2.5 bath home with 9'ceilings, crown mouldings, fresh designer paint, radiant in-floor heating, Brazilian cherry hardwood floors, granite counter tops & stainless steel appliances including a gas range. Phenomenal floor plan for families & entertaining with the kitchen open to the family room as well as to the private, fenced backyard & the expansive living/dining area with a cozy gas fireplace. Tons of storage space in an easily accessible crawlspace as well as a single detached garage. All this in a great neighbourhood close to parks, schools, shops & restaurants! Open Houses Sat/Sun May 4/5 from 1-3pm.

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